My previous solicitor has quoted £995 for freehold conveyancing in Pontllanfraith. I am hoping to sell a Victorian property for £250,000. Are the quoted fees excessive? Is it above the average fee for conveyancing in Pontllanfraith?

The costs illustration is fractionally on the steep side. If you are happy to spend time comparing quotes you could decrease the fees marginally by say £125. That being said, you maycome to rue opting for an an untested conveyancer. If is important to enquire the solicitor can act for your bank. Do use our search tool to choose a Pontllanfraith conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Pontllanfraith.

What is the difference between a licensed conveyancer and conveyancing solicitor in Pontllanfraith

There are many recorded licenced Conveyancers in Pontllanfraith and Solicitor firms in Pontllanfraith offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

How can we tell if a Pontllanfraith conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Pontllanfraith getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.

After much negotiation I have agreed a price on a house in Pontllanfraith. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £150. A few days later, the lawyer contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm purchasing my first flat in Pontllanfraith benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my solicitor about the deal as it would affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £245,000 and found one near me in Pontllanfraith I like with open areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Pontllanfraith in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

I've recently bought a leasehold property in Pontllanfraith. Do I have any liability for service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Pontllanfraith Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

Are any of leasehold owners in dispute over their service charge payments? Make sure you investigate if the the lease contains any onerous restrictions in the lease. For instance it is very common in Pontllanfraith leases that pets are not permitted in certain buildings in Pontllanfraith. If you love the apartmentin Pontllanfraith however your dog is not allowed to live with you then you will be faced difficult determination. How much is the ground rent and service charge?